A few questions about Financing Deals

[Derek Kirkman]

First post, and I am completely new to real estate investing. I'm diligently studying and working towards starting to invest. In considering initial sources of funding to start, I have 3 options, initially:

1. Converting IRA's to Self directed. Has anyone done this and would you recommend it to inexperienced/first time investors?

2. HELOC from the equity in my current home. If I went this route, would the goal be to try to purchase the entire property with the line of credit or simply use it as the down, and obtain additional financing attempting to ensure that the property would service all of the debt and still generate a positive cashflow?

3. A partner who will match what I put in; however, my part would come from either of the 2 mentioned above.

Thanks in advance for any replies.